Fire prevention is something that everyone is concerned about but perhaps we don't take all the steps we can to avoid a fire. A single fire can cause from thousands to hundreds of thousands of dollars in damage, not to mention the potential for loss of life. Today I would like to discuss some statistics on residential fires in the United States and some useful prevention methods that can be applied to Park City property management.
Fire In The United States
First let's dive into the statistics then talk about prevention for Park City property management.
- In the year 2011 there were 370,000 home structure fires that U.S. fire departments responded to. "Home" is classified as a dwelling, duplex, apartment, townhouse or manufactured home.
- These fires caused 13,910 injuries, 2,520 deaths, and $6.9 billion in damage.
- Cooking is the leading cause of home fires in the U.S. and the kitchen is the origin point for 42% of fires and 37% of injuries. Home fires also peak between the hours of 5:00 and 8:00 pm, dinner time for most people.
- While only 7% of fires started in the bedroom, and 4% started in the living room, family room or den these fires 25% and 24% of home fire deaths respectively.
- Smoking is the leading cause of home fire deaths.
- 62% of home fire deaths resulted from homes with either no smoke alarms or smoke alarms that are not working.
This may be a lot to digest so let's focus on a few of the high points. While fire related deaths have generally declined the cost of repair may continue to rise. Fire damage can be a significant expense even if the majority of a property is not damaged. The kitchen is the most dangerous place for a fire to start due to cooking. Replacing appliances, cabinets, walls and flooring, not to mention smoke damage, can happen in even the smallest of kitchen fires. Even while cooking may be the leading cause of fires smoking is the leading cause of fire deaths. Working smoke detectors are the best way to prevent significant fire damage.
Fire Prevention
For Park City property management a tenant plays a large role in the prevention of a fire. This can unfortunately leave a landlord in a less than secure position. There are some steps that a landlord can take to reduce their exposure and maximize the chance for a tenant to make the right decision.
- As mentioned above a working smoke detector is the best step in preventing a significant loss from a structure fire. Check detectors annually and replace the batteries. If it has been a while since you've checked your detectors consider replacing them entirely.
- Place a fire extinguisher in the kitchen and make sure the tenants are aware of its location.
- Make sure your property is in compliance with local fire codes. You can contact your local fire department to schedule an inspector. They will help you determine potential fire hazards and make recommendations on fixing the problem.
- Provide tenants with information from the National Fire Protection Association.
All of the statistics used in this blog can be found on the Nation Fire Protection Associations website, nfpa.org. You can go directly to the statistics page by clicking here. This website has a wealth of statistics and information that will help any Park City property management participant get educated on fire prevention.
If you would like more information about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
When it comes to Park City property management a good tenant is a wonderful asset to have. A property owner should have keeping good tenants as one of their primary concerns. Reduced turnover, a well maintained property, and timely rental payments are just some of the benefits a good tenant provides. Here are 5 tips that will help landlords keep those great tenants.
1. Respond Quickly to Requests and Follow Through
As a landlord you should respond quickly to maintenance requests. In fact there are specific laws explaining how you must respond to some types of requests. I detailed some of this information in my post titled "Maintenance Laws For Park City Property Management" that you can read by clicking here. It may not be a convenient time for you, Murphy's Law will probably make sure of that, but you should answer the request quickly and begin the process of repair immediately. Schedule work with your tenants at a time convenient for them and let them know in advance if you or someone else will be coming to make the repair. Keep in contact with your tenant during the repair and let them know when the work has been completed. Good tenants appreciate good landlords.
2. Be Professional
You should always be polite, honest, and impartial when dealing with tenants. If you have fond memories of living in your rental property and think tenants will pay a premium for your property you need to think again. Prospective tenants are looking for a place to live, not renting your emotions. You should treat every tenant with the same amount of respect and professionalism. If a tenant calls in need of something they don't want to hear a sob story about how bad your day was and that your boss yelled at you. They aren't interested in how little Billy's soccer game went and they probably don't want to attend Bobby Sue's dance recital. Keep it pleasant and professional in your Park City property management interactions.
3. Show Appreciation To Your Tenants
My brother is a great example of this. He has a single family home with private entrance to the basement that he rents to a family downstairs and two working professionals upstairs. Every so often he has what he calls "Tenant Appreciation Day". This usually consists of delivering a case of beer to the tenants and checking in to see how things are going. Compared to the amount of rent the tenants pay a case of beer doesn't amount to much but it is the perfect gift for them and they get a kick out of it. Little things like this make good tenants happy and make you look like an awesome landlord.
4. Allow Pets
These days many prospective tenants either have or want to acquire a pet. Deciding to accept pets opens you up to a wider pool from which to find tenants and this is always preferable. Make sure you take an extra deposit and charge monthly pet rent. Also make clear that the tenants are to clean up after their dog and quicky address the issue if they don't. If the property you rent is part of a home owner's association check to make sure what the rules are regarding tenants and pets. If the rules don't allow tenants to have pets then you shouldn't either. Make sure you also have some language in your lease regarding the pet responsibilities of the tenant in Park City property management.
5. Take Noise Or Other Complaints Seriously
If a tenant calls to complain about noise, criminal activity or some other type of nuisance you should respond immediately to the problem. Tenants have a right to the peaceful, safe enjoyment of a property and a landlord is responsible for providing this. If there are criminal problems in the area work with law enforcement or neighborhood watch programs to make the neighborhood safer. If there are nuisance or noise complaints follow the proper channels for solving these problems as well. Your tenants will thank you and are more likely to remain in a property because of your efforts.
If you would like more information about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
If you are already involved in Park City property management you may have heard of SB 167, a law passed by the Utah legislature in 2011. This law has strong implications if you own a property that is part of a condominium association. Today I will cover the basics of the law and how it is applied and then share an experience I have had since this law was instituted. If you participate in Utah property management you should consider additional research into this law and, as always, I am not an attorney and this should not be considered legal advice. Let's begin.
SB 167 And Insurance
In speaking with attorneys that represent condominium associations and work in Utah property management law they have described the reasoning behind the legislature passing this law as a preemptive measure to avoid problems occurring in other states. Prior to this law being enacted insurance claims were handled in a different manner. In the example of a fire in a condominium building the property where the fire began and the person responsible would file a claim for their property, the condominium association would also file a claim, and the two insurance companies would determine who paid for what. As you may already be able to tell this could lead to problems, particularly when determining fault and which entity is responsible for what parts of the building. The Utah legislature noted that this problem was occurring with condominium properties in other states and took action to define clearly how these problems would be handled in Utah.
Primary Policy
SB 167 establishes a condominium insurance policy as the primary policy for all claims, regardless of cause or fault. It doesn't matter if Billy Bob and Suzie start a grease fire in their kitchen and the building burns down, the association's insurance is first in line for claims. The 
law also establishes that any property owner or owners involved in a property loss must pay the deductible for the association policy. If there are multiple properties involved in a single event of loss then the cost for the deductible is split between the multiple owners based on the percent of damage that occurred in each property. For example: $100,000 worth of damage occurred at a condominium association involving three separate properties, and the percent of damage is split 55%, 30%, and 15% respectively. The property owners would be responsible for 55%, 30%, and 15% of the deductible for the association and the association insurance would cover the rest of the $100,000. If you have a condominium property in Utah and participate in Park City property management make sure you are aware of the deductible for your condominium association.
Problems With The Law
Unfortunately this law is not without its problems. A recent incident at a condominium association I manage highlights a problem with this law. A drain line in a property on the third floor of a building became detached from the main drain for the building. The drain line only serviced the third floor property and was therefore the responsibility of that home owner per the condominium rules and regulations. This drain line was connected to the kitchen sink, dishwasher and washing machine so whenever these were used water would flood into the second and first floor properties. A claim was submitted to the condominium insurance but the total cost for repair came to around $3500, well below the $10,000 deductible for the condominium insurance. The cost for repairs for the second and first floor properties were then the responsibility of the property owners themselves, even though the cause was another owner who had no water damage in their property. Instances like this stress the importance of having insurance on a property even though there may be a condominium insurance policy in place as well. Park City property management professionals should be well aware of this possible scenario.
If you would like to learn more about property management Park City Utah download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
By now, if you watch the news, you have heard of Charles Ramsey, the neighbor of kidnapping victims Amanda Berry, Georgina DeJesus, and Michelle Knight. Ramsey heroically rescued the women by kicking in their door and calling 911 after hearing cries for help from Berry. There are a few things everyone can learn from this situation that I think can benifit both landlords and tenants in Park City property management.
Judging A Book By Its Cover
When looking for a place to live most people will first look for a location that works for them. Is it close to work, family or friends, shopping, schools, etc. The next thing most people consider is the property itself. Does it have upgraded features or is it newly constructed? What condition are the carpet, paint and appliances in? Are the amenities to the property that I feel are
valuable? But something that people often overlook is the quality of the neighbors in the area which you are looking at. Take Charles Ramsey for instance. He doesn't live in the most luxurious neighborhood and isn't wearing a tuxedo for his television interview but when Ramsey was needed the most he was there. It takes a certain amount of courage and thoughtfulness to respond to a woman's cry for help, kick down the front door, and call the police. When a person was in trouble Ramsey was there to help and, despite appearances, would make a great neighbor for any of us to live by. You should strongly consider the caliber of people you live by when looking into Park City property management.
Doing Your Homework
How many of you, when looking at renting or buying a property, have knocked on the doors of your potential neighbors to see who they are and what the community is like? Probably very few. And yet how many problems in a community arise from disputes or disagreements between neighbors. If you are going to be spending any decent amount of time in a residence
you should make a effort to get to know your neighbors before committing to a property. If you are interested in a place take some time, preferably in the evening when most people are home, to knock on the doors of your potential neighbors and ask them about the community. Do they like their neighbors? Is it there much crime in the neighborhood? If you have children are there other children of similar age in the area? If your neighbors have children you can ask about the school district and their thoughts on the teachers. Have there been disputes between neighbors in the past and if so what were the disputes about? Is it a quiet neighborhood? What about people nearby who smoke, are there any dangerous animals being kept, is the street the property sites on normally busy or quiet? Whatever issues are important to you when deciding where to live are great sources of questions to ask your potential neighbors. You may find that while the neighborhood is well maintained and upscale the neighbors are unfriendly or just plain rude. Or, while it may not be the nicest neighborhood, you could be lucky enough to live next to a Charles Ramsey.
Summary
There are many things to consider when renting or buying a property. Park City property management is a great resource for helping you think about the questions you should ask and guiding you to getting the answers. Feel out your potential neighbors when looking to move and don't judge a book by its cover, you could end up living next to a hero.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit 1
photo credit 2
There are many ways in which you can both enhance the value of your Park City property management operation. You can take steps to make a property more marketable or you can look for ways to increase your profit margin. One of the best ways to accomplish this is to install low flow plumbing fixtures. Many conscientious tenants are looking for a great place but one that is also environmentally friendly. The EPA has provided lots of helpful information on "WaterSense" products that can reduce water consumption in a property. Lets take a look at a few of these options.
Showerheads
According to the EPA showering is a significant source of water use in an average home, accounting for almost 17 percent of total consumption. For an average residential family this can amount to 40 gallons of water a day. This equals approximately 1.2 TRILLION gallons of water every year in the United States used for showering. Installing a WaterSense showerhead is a great way to reduce the amount of consumption in your property. The average showerhead uses around 2.5 gallons of water per minute (gpm). A WaterSense certified showerhead must use no more than 2.0 gpm in order to be certified. Make sure you select a WaterSense certified product rather than any old showerhead with a reduced flow. In order to be WaterSense certified a showerhead must undergo rigorous testing to ensure that it provides a shower that is equal to or better than a conventional showerhead both in water coverage and spray intensity. This guarantees that the product will not only be efficient, but also perform as well as a traditional showerhead. In Park City property management your tenants will be happy and so will your water bill. And there is not just savings in water bills. Whether you use natural gas or electricity to heat water in your property there are significant savings to be had by installing low flow showerheads.
Toilets
If you thought showers used a lot of water then take a look at toilets. The porcelain throne accounts for almost 30 percent of water consumption in an average residential home. Some older toilets use as much as 6 gallons in one flush! The current federal standard for a toilet to be considered WaterSense certified is to use no more than 1.6 gallons per flush while
providing equal or superior performance. Some toilets are actually able to provide this while using only 1.28 gallons per flush, a significant improvement over the standard. Replacing old toilets with WaterSense certified toilets can reduce water consumption by toilets 20 to 60 percent. This can equal almost 13,000 gallons of water per year for the average household. Savings on water ultilities can be over $100 in the first year and thousands of dollars over the lifetime of the toilet. If all the toilets in America were replaced with WaterSense toilets this country would save upwards of 520 billion gallons of water per year. Whether you are working in Utah property management or Park City property management it makes sense to go WaterSense.
Bathroom Faucets
Everyone is familiar with the idea of turning off a faucet while brushing your teeth or other activities. But there are also ways to save water with the faucet on. Devices called aerators can be installed on existing faucets to reduce water consumption or you can install WaterSense faucets and plumbing fixtures. WaterSense fixtures reduce water flow to about 1.5 gallons per minute or around a 30 percent reduction over standard fixtures. Not only will you save on your water bill but like a showerhead you can save on your gas or electric bill by heating less water. For more information on WaterSense options for property management Utah you can check out the EPA's website here.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
Most landlords are aware that they are liable for certain conditions in their property. For example if a tenant reports a broken stair, the condition is not remedied in a timely fashion, and the tenant subsequently injures themselves on the stair, a landlord would be held liable for the injuries sustained by the tenant. There are however other items a landlord may be held responsible for that most people are not aware of. This information can be beneficial to all property owners who participate in Park City property management.
Criminal Activity
A landlord has a responsibility to protect tenants from criminal activity through reasonable methods. If a landlord is aware of certain types of criminal activity they are obligated to take steps to reduce the crime. Things like proper locks on doors and windows, motion lighting outdoors and security systems are ways in which a landlord can help make a property less likely to be the target of criminals. If a landlord has been notified of a dangerous condition like a broken door lock of outdoor light, they must make a timely and complete effort to remedy the problem. If any suspicious activity is reported to a landlord the best response is to call the local law enforcement agency and alert them to the issue. Landlords have some responsibility to protect the community from the dangerous or criminal activities of their tenants. If a landlord is aware of criminal activity being carried out by his or her tenants they should contact the authorities and proceed with an eviction. Particularly if there is any type of distribution or manufacture of drugs by a tenant then law enforcement and civil authorities can impose fines or seek criminal penalties against a landlord for failing to have tenants removed from a property. Problem tenants can be avoided by running a thorough credit and criminal background check, calling references, and not renting to individuals that have a history of criminal activity. If you are involved in Park City property mangement make sure you take these steps before renting to an interested party so you can avoid possible headaches and legal problems.
Secondhand Smoke
First it should be known that secondhand smoke is considered a nuisance if the smoke travels from one property to another or from outside a property into it. It can even be seen as violating habitability laws, particularly if the resident affected by the secondhand smoke has any type of breathing issue or disability. I wrote a post that dives into this a little deeper, it is titled "Nuisance! Definition And Info For Park City Property Management", you can click here for more info. If a resident complains to a landlord about secondhand smoke and nothing so done to remove or reduce this nuisance than a landlord
may be liable. Particularly if you have a disabled tenant then you could be subject to the Fair Housing Act or the Americans with Disabilities Act. If you would like more information on the Fair Housing Act and how it applies to Park City property management you can click here to view my post "Fair Housing And Park City Property Management: Are You At Risk?" The best step for a landlord is to not allow smoking at all in their property. If they do receive a complaint of smoking, take the proper steps to solve the problem. This can protect a landlord against further liability and keep the tenants happy.
Other Items
If a landlord willing allows a dog they know to be dangerous to reside on a property they could be found liable if the dog attacks someone. Landlords are also liable to bed bugs in the property. If they are found the appropriate steps need to be taken to ensure they are eradicated. Landlords can also be liable for features of a property that can be dangerous to children, like low windows that do not have a protective railing. As a landlord you should proactively look to make your place safe for a tenant and respond quickly to any complaints or problems that occur.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
Most, if not all property owners carry insurnace. In fact if you have a mortgage on your property you are usually required to carry a policy to pay off the mortgage in the event of significant damage to the home. But what if the property is not your primary home but a rental property? If you rent your property out you should strongly consider requiring your tenants to purchase renter's insurance. Here are a few reasons why renter's insurnace is a good idea for Park City property management.
For Renters
If you are a tenant you may think insurance isn't necessary; it's not your property right? You might only have some clothes, a little furniture and not much else. But think about the cost of replacing all the things you own at once. A new wardrobe, couches, table and chairs, TV, computer, iPad, smart phone, etc. can add up to a significant cost when purchased new at one time. A loss of all your personal property can completely swamp some people, not to mention loosing your place to live. And this would just be for a single person. Factor in a spouse or children and all their personal belongings and you are looking at a replacement cost of thousands of dollars. Basic renters insurance policies can cover a loss of your personal property at rates around $10/month. This is a small price to pay for the peace of mind you will have knowing that things like a house fire, flood, or other disaster will not wipe out all that you have worked hard to have.
For Landlords
Let me share a story of how a tenant with renter's insurance can benefit a landlord in Park City property management. This tenant was doing their laundry one day and decided to hang some clothes from the sprinkler head in their condo. This was a bad idea. The sprinkler head popped and began spraying all over the condo. The sprinkler line was part of a building-wide system and is charged with water and a sticky, syrup-like chemical that lowers the freezing point. As you can imagine there was quite a mess to clean up. Fortunately the tenant had renter's insurance. A claim was made and the insurance company took care of the damage. The landlord wasn't out any money, the tenant had to cover their deductable and then after that the insurance picked up the cost. When viewed in the aftermath of a situation like this the small monthly cost of renters insurnace is completely worth it, both for tenant and landlord.
A Property Manager's Opinion
Requiring renters insurance is a good idea for several reasons. Not only from a perspective of protecting property and valuables but also in the caliber of tenants in a property. A tenant who values their property and insures is much more likely to value another's property as well. If there are small damage claims a tenant with renter's insurnace is less likely to argue about paying for the charges as they can file a claim with their insurnace. We make all renters sign a form that requires them the purchase renter's insurnace. This protects the tenant, the landlord, and us as property managers. If you are considering getting involved in Utah property management or if you already manage a property in Park City you should strongly consider requiring your tenants to purchase renters insurance.
If you are interested in learning more about property management for Park City, Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
If you've decided to take the plunge and invest in some property there are a few things you should know that can help that investment from becoming a bust. If you've ever bought or sold your own home you understand the sometimes difficult process of getting a place ready for sale. However if you've purchased a property as an investment you should also be making the right decisions in running the property so when the time comes to sell you aren't stuck with an unsellable investment. Each investor probably has a few methods they use for managing their investments but I would like to share a few tips of my own.
Hire A Property Manager
It may cost a little money but what a property management company can do for you more than makes up for this cost. If you are new to property investing, busy with your current employment, or lack the knowledge to effectively manage your investment then a Park City property management company is a wise decision. Park City property management companies take the legwork and guesswork out of your investment. A good property manager is available during business hours to respond to regular tenant needs and 24/7 for emergency responses. They are knowledgeable in their rental market and have already established channels and methods for quickly finding the right tenants for your property. They will take care of maintenance requests, produce monthly statements, and provide your property with a professional face that interacts with tenants. This creates a better tenant experience resulting in greater length of stay and decreased turnover. Every day your property sits vacant is money you lose out on. Hiring a property manager will keep your property rented and you happy.
Buy During Construction
Often times developers will offer incentives to purchase a property before it is complete. I know of many instances where an investor has bought into a condo before the entire building is completed and by the time he closes values have gone up and there is already decent equity in the property. Make sure to complete your due diligence in researching this investment. Is the property in a desirable location, not just for you but for potential tenants? What amenities are there both in the property and the neighborhood? Is the specific unit you purchase near an elevator or stairs? These may seem like basic questions be these are things prospective tenants will ask themselves when looking for a place to rent. I find it really helps to put yourself in the mind of a tenant and consider the draw your property may have.
Vacancy Equals Money Lost
Every tenant moves on. If you have a great property to rent and you take care of your tenants then hopefully your turnover is minimal. But when the time comes to get a property ready for new tenants you need to act fast. The first step is to require current tenants to provide you with a 30 day notice before ending a lease. Stick to this requirement and give it some teeth. Making a refund of the deposit contingent on providing this notice will make sure tenants comply. Once the tenant provides you with notice the first step you should take is to advertise the property. This will give you some time to tour prospective tenants (you must provide 24 hour notice to your current tenants for any tour) and hopefully secure a deposit before the property is even vacant. Once the current tenants move out and baring any excessive damage you should look to have your property ready for move in within a week. There is a simple calculation you should make when considering how long your property will sit vacant. If your property rent's for $900/month and there are 30 days in the month then every day your property sits vacant is costing you $30. Every week is costing you $210 and it just goes up from there. Establish a quick timeline to reduce vacant days. Not only will you save yourself money but prospective tenants are eager to move in and most will not want to wait weeks or months for a property.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #2
A well written, accurate rental description is a great way to draw interest in your available rental property and give yourself an edge in a sometimes competitive market. A rental description is often the first thing a potential tenant encounters when looking for property. Today's blog post will give you some tips and tricks to write a good rental description that will help in your Park City property management.
Grammar And Spelling
Perhaps this is obvious but you should always use correct grammar and spelling in your rental descriptions. Incorrect grammar or poor spelling immediately creates certain opinions in potential tenants about you and your property, none of which are positive. A concise description with proper grammar and spelling is preferable to a wordy, long-winded advertisement with lots of errors. Nowadays most advertising for rental properties is done online, either through craigslist or other pay services. Some may provide a spell check feature, some may not. Many internet browsers also automatically check spelling. However I recommend typing out your whole posting and then copy and paste it into a Word document. This was you will have not only spelling but grammar checked. It's a simple process and you can make sure that your posting is ready before showing it to the world. Easy steps like these will also give you an advantage against your competition. It's sad that in a world will all the programs and ways available to people there are still some really poor examples of grammar and spelling, even in Park City property management.
Word Choice
Great word choice can be the difference between a bland description and one that creates excitement in potential tenants. It can also be the difference between accuracy and hyperbole! Take some time to think critically about your property. You may think it's the Taj Mahal but there is only one of those and it isn't available for rent. Be honest in your description but choose exciting words that will catch people's interest. Is your property old-fashioned or is it vintage? Was the property built recently or is it new/modern? What about
the atmosphere a property creates? Words like casual, rustic or formal help interested parties form an emotional opinion about the property. If there are features about the property that set it apart, say a generous master bedroom or spacious backyard, then highlight them using emotionally descriptive words. "Big" may be accurate but it lacks an emotional component. Is the property located near favorable amenities? If so list them with terms like "walking distance" or "short drive". If the property is not located near anything use terms like secluded or private. Some people want to be close to the action and some want to get away. Don't try and make your property into something it's not. Nobody would sell a cabin in the woods as "urban", so don't characterize your property as anything but what it is.
Other Considerations
Have you just recently installed new appliances or remodeled something? You can easily state these facts but using more descriptive terms live "stainless steel" or "granite counters" and "travertine floors" will give prospective tenants a better idea of the quality of finishes available in the property. Does the property have a beautiful view? Is it located on a quiet, tree-lined cul de sac? These are all things you should consider when creating a listing.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2
Although generally infrequent, situations where a tenant abandons a property can occure, and for a variety of reasons. In today's blog post I want to give you some of the basic information on Utah property management law regarding abandonment and abandoned premises. Along with that basic information I will provide links to the Utah code so you may continue your research further. This should help any landlord make informed decisions in their Park City property management business.
Abandonment
There are specific requirements in Utah property management law that must be met before a property can be declared abandoned by a tenant. This is so that mistakes on the part of a landlord, for example a tenant taking a long vacation or being away on a business trip, can be avoided. Abandonment can be presumed in one of two ways, depending on whether or not the tenant's property has been left behind. Let's take a look at abandonment with personal property left
behind. The first step in determining abandonment is if the tenant has not notified the landlord that they will be absent from the property. Second the tenant has to have failed to pay rent within 15 days of the date rent was due. And third there is no reasonable evidence, beyond the presence of the tenant's personal property, that would indicate the tenant is still living in the property. The second method for determining abandonment when a tenant's personal property is not present is slightly different. Again, notice of the tenant's absence from the property has not been given. The tenant then fails to pay rent when it is due, the tenant's personal property has been removed from the premises, and there is no reasonable evidence the tenant is occupying the property. If either of these conditions are present the property is considered abandoned and certain actions can take place.
Abandoned Premises
Once a property has been determined to be abandoned the property owner can begin to move forward with getting the property rented again. Utah property management law allows for the owner of a property to remove any personal property left behind by a tenant but requires that 
the items be stored for 30 days. A tenant who abandons a property can also be held accountable for the remaining rent due to the terms of the lease or for rent accrued during the time at which the property is vacant. If the property is re-rented at a fair market value and this is less than the amount specified in the tenant's lease the tenant will also be responsible for the difference. If there is any damage to the property above normal wear and tear then a landlord can include any repair costs in the amount a tenant owes. A landlord can also charge reasonable moving and storage fees for any personal property that must be kept for 30 days. The landlord must make a reasonable effort to inform the former tenant of the location of his property but if, after 30 days, the property is unclaimed the landlord may sell the property to offset their costs or donate the property to a charity.
Summary
It is important for a landlord be proactive if he has reason to believe a tenant may abandon a property. Things like frequent rent payments, asking to be released from a lease, and talks of job transfer are all clues that a tenant may be on the way out. Stay in contact with your tenant. If they leave stuff behind you have to wait the 15 days, if they don't you should move quickly to get your property rented to somebody new. These simple tips will help you in your Park City property management. For a full text of the applicable laws click here.
If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
photo credit #1
photo credit #2